I also found out that the zip code for state college is 16803 and 16802. 

I gave her a list of zip codes that I wanted a daily MLS listings emailed with my property requirements.

In the up-and-coming parts of DC, 4 units go for $475 and still need $50k+ to get it up to code.

This is essentially a text amendment to the zoning code. 

Zestimate is looking at the entire zip code and general market trends in populating that number.

Also building code for two unit properties is different from SRFs.

Below is info I found on a lawyer's  website:Property is Being Sold Subject to HUD Guidelines 24 CFR 206.125This property is a Fannie Mae Reverse Mortgage REO.The code above allows an heir to purchase the property at 95% of the listed price.Other stipulations of this type of property include: Property cannot be sold below appraised value (LIST PRICE)No mediationNo electronic signaturesNo repairs, “AS IS AT TIME OF CLOSING”No buyer closing costs paid by seller are allowed on the HUDBuyer pays HOA Doc & Transfer FeeNo utilities are on.

Modulars are built to the florida byilding code standards, not hud/dmv.

Clearly articulate your expectations and give them three days to alter their behavior.

I've heard good things about the area (great access to DC, great resale), and a few horror stories (code compliance and permitting).